55 John McCormack Avenue, Dublin 12, Walkinstown, Dublin 12, D12 P2E2
144 homes sold nearby. See what they went for — and what to bid on this one.
€474,950 · 3 Bed · 2 Bath · Terrace
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Market Position
Priced Within Local Sold Range
At €474,950, this home is priced within the typical range of 144 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
144 closed sales nearby · 10mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €474,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,748 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €474,950, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€23,748
That's what overbidding by just 5% on a €474,950 home costs you — before interest.
A €19 check before a €474,950 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 144 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €474,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
144 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median transaction level.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.6% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
144
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 144 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 44 Bunting Rd, Walkinstown, Dublin 12, Dublin 12, Dublin | 2025-11-07 | — | |
| 34 Crotty Ave, Walkinstown, Dublin 12, Dublin 12, Dublin | 2025-11-05 | 110m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Improvement Potential: Upgrading the 'Unknown' BER rating of this property to a B2 would likely cost €8,000-€12,000 and could increase its market value by €15,000-€20,000, representing a sound investment.
Details
- Adequate Size: At 120.0m², the property is larger than the average property size of 84.14m² sold within 1km over the last 180 days, offering more living space.
- Standard Configuration: The property features 3 bedrooms and 2 bathrooms, aligning with the median of 3 beds and 1 bath found in the 1km radius market over the last 180 days.
- Hypothesis: While the property size is generous, the lack of a defined BER rating and the common 3-bed, 1-bath configuration suggest that investing in energy efficiency upgrades (aiming for A or B rating) and potentially a modern extension or loft conversion could add an estimated €30,000-€40,000 in value due to market demand for such features.
Amenities
Excellent Connectivity: The area is served by Dublin Bus routes 17, 27, 56A, 57, and 150, providing direct links to the city centre and surrounding suburbs, with the Red Line Luas accessible via a short bus ride.
Details
- Local Convenience Hub: Within walking distance, residents have access to The Square Tallaght (a major shopping centre), several local convenience stores, and a variety of restaurants and cafes.
- Family & Health Focus: The location is close to several primary schools, including St. Damian's National School, and secondary schools like Mearns Cross, with Tymon Park offering extensive recreational space and the Tallaght University Hospital nearby.
- Hypothesis: The integration of the upcoming Luas Green Line extension, currently in planning, could significantly boost property values in Walkinstown by up to 10-15% within 5 years, enhancing commuter access and desirability for a wider range of professionals.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.